Should I buy a house with subsidence?

JessieAlice13

We absolute love a house and it’s now down to the wire on exchanging as it’s so close to the stamp duty cut off. We originally had a building survey done and he said that the house probably has subsidence due to a small ish tree in the front of our house (on our property). It’s an old Victorian house so bound to be issues but the floorboards are on a slant as you walk in and there’s a crack in the lintel on the front of the house and a crack inside on the top of the living room wall by the windows. A structural engineer took a quick look and said it may also be the rain water pipe flooding the front of the house causing subsidence but we had a drain check and all seems ok. We have asked to use the vendors current insurers to save the possible extensive price of a new one if subsidence came up. Has anyone moved into a house with subsidence? Has anyone got rid of a tree causing subsidence? Or bought a house knowing it may have to potentially be underpinned? We love the house and really don’t want to pull out but feel out of our depth now with these issues. The vendor has offered a measly amount off the price and doesn’t want to budge. Help please! 

bargainbetty

Honestly, I wouldn't touch it without detailed further investigation. It could be an extremely costly mistake to continue with the purchase unless you are willing to pay for a detailed survey of the existing and potential damage.

Does your mortgage lender know that there is subsidence? That may also have an impact on the offer. 

Barny1979

Not sure this is the right forum? Surveys forum, better to be moved to house buying?

MSE_ForumTeam5

We've moved this from the Surveys board for you

eddddy

Are you buying with a mortgage? Has the mortgage valuer visited the house and confirmed they are willing to lend? It's very likely they won't lend, if there's a suggestion of subsidence.


At best, this would be a very complex purchase. In your position, I would want to retain a buildings surveyor and structural engineer to advise me, and liaise with the insurers etc.


You'd need to check with the insurers how they want this handled. Possibly the best approach would be for the current owners to make an insurance claim, and then you take over the claim.

With subsidence, it's often a case of monitoring the cracks for up to 2 years, before doing final repairs.

The house might be expensive to insure following the repairs, and it's future resale value might be reduced significantly.



FWIW, I reduced an offer on a house by about 20%  when I found out it had recent subsidence repairs - and the seller eventually accepted.

If the seller isn't prepared to offer a very significant reduction for all the hassle and extra expense and reduction in market value, I would leave it. 

GarretC

Subsidence is quite common in some parts of the country. If it's historical with no evidence of any recent movement, then it should be fine. Also, if I was the seller, and a buyer decided to reduce their offer because of subsidence that was obvious on viewing, I would be very annoyed.

Can you call up your surveyor and ask them these questions - they'll be best placed surely.

lincroft1710

Do be aware that many insurers have a £1000 excess on subsidence claims. Also such claims can take a long time to settle and remedial works can be very disruptive. Subsidence is a serious issue (I have known it result in total demolition on more than one occasion) and if you have any doubts about this property, look elsewhere.

hazyjo

GarretC said:

Also, if I was the seller, and a buyer decided to reduce their offer because of subsidence that was obvious on viewing, I would be very annoyed.

Well, it would surely depend if it was priced for possible subsidence, wouldn't it? If not, I'd want a reduction or I might as well go buy a house without the risk.

Cakeguts

Did the house appear to be "good value for money?"  Or was it cheap and bigger for the area that it is in than you would have expected?  Appearing cheap for the size and the area means that the seller knew that it had a problem and were expecting it to be difficult to sell. 

lookstraightahead

Probably has subsidence means nothing - get a structural engineer out to check. An old property often has wonky uneven floorboards etc.

youth_leader

My friend was delighted to find a 'cheap' bungalow but did notice the crack above the front door, as well as a dip in the patio when she viewed.  She had a structural survey and was able to accompany the surveyor for findings afterwards.  Unfortunately it seemed the whole place needed underpinning.  Surveyor said she was looking at a lot of money, and eighteen months.